Agenda Item # 12.B.
City Commission Regular Meeting - 5:05 PM
- Meeting Date:
- 05/18/2026
- Re
- Pulte-Cornerstone Final PD
- Submitted For:
- Kev Freeman
SUBJECT:
Quasi-Judicial Hearing - Ordinance 26-010 - An Ordinance by the City Commission of the City of Fort Pierce, Florida; Amending the Pulte Cornerstone Planned Development Zone in respect of two (2) parcels containing approximately 49.92 acres, more or less, and being located at or near 2721 South Jenkins Road in Fort Pierce, Florida; To approve the Pulte Cornerstone Final Site Plan; Approving the first amendment to the Planned Development Zoning Agreement; Providing for a severability clause; providing for repeal of ordinances or parts thereof in conflict; providing for an effective date.
Subject Property: Parcel (IDs): 2324-413-0000-000-9 and 2324-431-0001-000-2. FIRST READING
SUMMARY:
Request
Per Article V Sections 125-212, and 125-314 of the City Code, the applicant is requesting approval of a Final Planned Development of the Pulte-Cornerstone Planned Development (PD) Zoning District. The application proposes a two-hundred-and-thirty-nine-unit fee simple single-family residential final planned development community with a range of home sizes, a range of designs, and amenities such as a linear park connecting the recreational area to a pocket park providing additional buffers for the new neighborhood from I-95. The linear park leverages a creative use of stormwater facilities by transforming them into bioswales and rain gardens through which a meandering 1/3 mile long walking path winds, with resting stops overlooking the naturalized and lake vistas. At the southwest corner of the property, and the terminus of the linear park, lies a pocket park where a sculptural art installation is proposed. This art installation will be visible to the travelling public on I-95 and is intended to create a beautiful and unique sense of arrival in the City of Fort Pierce while exhibiting the quality of design homebuyers will find in the new Pulte Cornerstone neighborhood. The site is designed with a grid network of streets which have been designed to minimize lots directly adjacent to I-95.
History
On November 10, 2025, the Planning Board unanimously recommended approval of the Master Planned Development for the Pulte-Cornerstone Planned Development Zone with fourteen (14) conditions.
On February 2, 2026, the City Commission approved the Master Planned Development for the Pulte-Cornerstone Planned Development Zone with fourteen (14) conditions.
On April 13, 2026, the Planning Board recommended approval of the proposed Final Planned Development with eight (8) conditions. Planning Staff and the Planning Board have requested a better Identity Feature/Art Feature/Monument Sign design. The Public Benefits Statement says the following: “This art installation will be visible to the travelling public on I-95 and is intended to create a beautiful and unique sense of arrival in the City of Fort Pierce.” The additional condition requires that the final identity feature design is approved by the Planning Board and the City Commission prior to the final certificate of occupancy for Phase 1 of the Final Planned Development Site Plan.
Per Article V Sections 125-212, and 125-314 of the City Code, the applicant is requesting approval of a Final Planned Development of the Pulte-Cornerstone Planned Development (PD) Zoning District. The application proposes a two-hundred-and-thirty-nine-unit fee simple single-family residential final planned development community with a range of home sizes, a range of designs, and amenities such as a linear park connecting the recreational area to a pocket park providing additional buffers for the new neighborhood from I-95. The linear park leverages a creative use of stormwater facilities by transforming them into bioswales and rain gardens through which a meandering 1/3 mile long walking path winds, with resting stops overlooking the naturalized and lake vistas. At the southwest corner of the property, and the terminus of the linear park, lies a pocket park where a sculptural art installation is proposed. This art installation will be visible to the travelling public on I-95 and is intended to create a beautiful and unique sense of arrival in the City of Fort Pierce while exhibiting the quality of design homebuyers will find in the new Pulte Cornerstone neighborhood. The site is designed with a grid network of streets which have been designed to minimize lots directly adjacent to I-95.
History
On November 10, 2025, the Planning Board unanimously recommended approval of the Master Planned Development for the Pulte-Cornerstone Planned Development Zone with fourteen (14) conditions.
On February 2, 2026, the City Commission approved the Master Planned Development for the Pulte-Cornerstone Planned Development Zone with fourteen (14) conditions.
On April 13, 2026, the Planning Board recommended approval of the proposed Final Planned Development with eight (8) conditions. Planning Staff and the Planning Board have requested a better Identity Feature/Art Feature/Monument Sign design. The Public Benefits Statement says the following: “This art installation will be visible to the travelling public on I-95 and is intended to create a beautiful and unique sense of arrival in the City of Fort Pierce.” The additional condition requires that the final identity feature design is approved by the Planning Board and the City Commission prior to the final certificate of occupancy for Phase 1 of the Final Planned Development Site Plan.
RECOMMENDATION:
The proposed application meets the standards of the City’s Code Section 125-212, and 125-314. Therefore, Staff recommends that the City Commission recommend APPROVE the Final Planned Development Amendment to the Pulte Cornerstone Planned Development Zone, subject to the Eight (8) Conditions as noted.
Attached is FDOT PD&E Manual Chapter 18, Part 2, Highway Traffic Noise.
From Figure 18-1 Noise Abatement Criteria:
From Figure 18-3 Building Noise Reduction Factors:
Attached is HUD 24 CFR Part 51, Subpart B, Noise Abatement and Control.
From 24 CFR Subpart B, 51.101(a)(9), Interior Noise Goals:
Recommended Conditions of Approval
1. The Final PD plan shall conform to the requirements of the City Code of Ordinances unless alternate standards are approved through the Planned Development Agreement.
2. A Gopher Tortoise Survey shall be submitted within ninety (90) days of land clearing.
3. After approval of the Final PD Site Plan, a detailed stormwater and drainage plan and statement shall be submitted at the time of Building Permit.
4. The Final PD site plan shall be in unified control and property ownership. All land intended to be included in the planned development shall be under the legal control of the applicant.
5. The property may not be subdivided into single-family lots unless the applicant obtains a subdivision plat approval in accordance with all applicable City Code requirements.
3. After approval of the Final PD Site Plan, a detailed stormwater and drainage plan and statement shall be submitted at the time of Building Permit.
4. The Final PD site plan shall be in unified control and property ownership. All land intended to be included in the planned development shall be under the legal control of the applicant.
5. The property may not be subdivided into single-family lots unless the applicant obtains a subdivision plat approval in accordance with all applicable City Code requirements.
6. Prior to plat approval, developer shall obtain a sound study to determine if the noise within the property from the I-95 off-ramp exceeds FDOT Noise Abatement Criteria for residential properties (which is 66 db(A), as set forth in Figure 18-1 of Part 2, Chapter 18, Highway Traffic Noise, from the FDOT PD&E Manual) and shall deliver a copy of the study to the City. If the foregoing FDOT Noise Abatement Criteria is exceeded at the location of any proposed homes within the development, then the developer shall commit to implement noise reduction measures for such homes calculated to meet the HUD interior noise goal set forth in 24 CFR Subpart B, 51.101(a)(9) (i.e. not to exceed a day-night average sound level of 45 db(A)). Such noise reduction measures may include the measures set forth in the FDOT PD&E Manual, Part 2, Chapter 18, Figure 18-3 Building Noise Reduction Factors, and the City will accept FDOT’s calculations of noise reduction as set forth in Figure 18-3. Prior to plat approval, the City shall review the sound study and developer’s proposed noise reduction measures (if such measures are required), to confirm this condition has been satisfied.
Attached is FDOT PD&E Manual Chapter 18, Part 2, Highway Traffic Noise.
From Figure 18-1 Noise Abatement Criteria:
From Figure 18-3 Building Noise Reduction Factors:
Attached is HUD 24 CFR Part 51, Subpart B, Noise Abatement and Control.
From 24 CFR Subpart B, 51.101(a)(9), Interior Noise Goals:
7. The project site is party to an access easement (recorded at ORB 3093, PG 2587) in favor of the owner of the 1.51-acre parcel located 2627 S. Jenkins Road (Parcel ID 2324-800-0001-000-4), immediately adjacent to the north. At the time of Final Plat application submittal for any phase contemplated under the Final Development Plan, the applicant will provide staff with a copy of a recorded easement negotiated between the applicant and the adjacent property owner for their mutual benefit, preserving the adjacent owner’s right of access through the project site.
8. The applicant shall receive final Identity Feature/Monument Sign design approval by the Planning Board and City Commission prior to final certificate of occupancy of phase 1.
ALTERNATIVES:
APPROVE – with Amended/Additional Conditions
OR
DISAPPROVE/DENY
OR
DISAPPROVE/DENY
RESPONSIBLE STAFF:
Vennis Gilmore, Senior Planner/Historic Preservation Officer
COORDINATED WITH:
Kevin Freeman, Planning Director
Chris Suneson, Assistant Planning Director
Technical Review Committee
Chris Suneson, Assistant Planning Director
Technical Review Committee
Fiscal Impact
OTHER INFORMATION:
Potential ad valorem tax increase for the City of Fort Pierce.
Attachments
- Applicant Presentation
- Staff Presentation
- Staff Report
- Ordinance 26-010
- First Amendment to Development Agreement
- Project Narrative
- Site Plan for Electronic Signature
- Landscape Plan
- Property Section Distance Rendering
- Phasing Plan
- Statement of Benefits
- Design Review Narrative
- TRC Response Letter
- Identity Feature Renderings
- Design Review Standard Renderings & Floor Plans
- Design Review Standard Renderings & Floor Plans
- Color Board
- Amenity Center Rendering
- Amenity Center Floor Plan
- Lighting Plan
- Warranty Deed
- Cross-Access Easement Agreement
- Water & Wastewater Utilities
- Stormwater Maintenance
- Survey
- Stormwater Report
- Environmental Assessment
- Traffic Impact Analysis
- St. Lucie County Traffic Approval
- Staff Report Supporting Documents
- Public Notice Certification
- Proof of Publication